• Same-Store Growth: Achieved 6.8% same-store growth from the street retail portfolio.
• Leasing Pipeline: Increased core operating signed not yet open pipeline by over 15%.
• New Leases: Signed new core leases totaling over $5 million in ABR, with 95% from street retail.
• Acquisitions: Completed over $370 million of acquisitions year-to-date, including $175 million not previously announced.
• Debt-to-EBITDA: Reported at 5.7 times for the quarter.
• Same-Store NOI Growth: Reported 4.1% same-store NOI growth, with street retail growing 6.8%.
• Occupancy: Declined by approximately 140 basis points during the quarter, expected to increase to 94%-95% by year-end.
• FFO Guidance: Raised full-year guidance due to strong portfolio performance and acquisitions.
• External Growth: Closed over $800 million in core and investment management transactions over the last six to nine months.

• Warning! GuruFocus has detected 7 Warning Signs with AKR.

Release Date: April 30, 2025

For the complete transcript of the earnings call, please refer to the full earnings call transcript.

Positive Points

• Acadia Realty Trust (NYSE:AKR) reported strong internal growth, particularly in the Street retail segment, with a 6.8% same-store growth from this portfolio.
• The company has a robust leasing pipeline, with over $6 million in additional leases in advanced stages of negotiation, indicating continued demand.
• Acadia Realty Trust (NYSE:AKR) completed over $370 million in acquisitions year-to-date, enhancing its portfolio with strategic street retail properties.
• The company maintains a strong balance sheet with an untapped revolver and forward equity contracts, providing liquidity and flexibility for future growth.
• Acadia Realty Trust (NYSE:AKR) raised its full-year guidance due to strong portfolio performance and successful external acquisitions.

Negative Points

• There is increased uncertainty in the capital markets and economy, which could impact future growth and leasing activities.
• Inflationary pressures and potential stagflation pose risks to retailer margins and supply chain stability.
• The company faces challenges from increased costs of capital, affecting both private and public buyers.
• Occupancy declined by approximately 140 basis points during the quarter, primarily due to the termination of a suburban tenant.
• The company acknowledges potential risks from policy-driven economic volatility, which could impact future acquisition opportunities and tenant demand.

Q & A Highlights

Q: John, do you think the Signed Not-Yet-Open (SNO) pipeline will continue to accelerate and be higher by year-end 2025, potentially exceeding 6% of Annual Base Rent (ABR)? A: John Gottfried, Executive Vice President, Chief Financial Officer, responded that they expect the SNO pipeline to continue growing. With $3 million rolling into the second half of the year, they are optimistic about maintaining growth if they successfully convert leases.

Q: Can you discuss opportunistic investing during downturns and the typical sellers in such scenarios? A: Kenneth Bernstein, President and CEO, explained that it's early to predict how the current situation will unfold. Sellers could range from institutional investors needing liquidity to those seeking different operating partners. The company is confident in leveraging relationships and capital to seize opportunities as they arise.

Q: In light of your Flatiron acquisition, do you expect more office REITs to sell their street retail assets? A: Kenneth Bernstein noted that Acadia has established itself as a dominant acquirer of street retail with less competition. Regardless of the seller's origin, Acadia is well-positioned to continue acquiring valuable assets.

Q: How do you view the resilience of your tenant portfolio post-COVID, and what changes have occurred? A: Kenneth Bernstein highlighted that the tenant mix has evolved with high-quality retailers, including digitally native brands like Warby Parker, recognizing the need for physical stores. This shift has driven growth in demand and rents, contributing to Acadia's success.

Q: Regarding your street portfolio, how confident are you in achieving 10% underlying growth, and will this be possible in 2025? A: John Gottfried expressed confidence in the street portfolio's growth, driven by the signed not-yet-open pipeline and mark-to-market opportunities. The street segment is expected to remain a key growth driver.

For the complete transcript of the earnings call, please refer to the full earnings call transcript.